Sec. 42. Low-income housing credit

Transcription

1 Sec. 42. Low-income housing credit STATUTE TITLE 26, Subtitle A, CHAPTER 1, Subchapter A, PART IV, Subpart D, Sec. 42 (a) (b) For purposes of section 38, the amount of the low-income housing credit determined under this section for any taxable year in the credit period shall be an amount equal to - (1) the applicable percentage of (2) the qualified basis of each qualified low-income building. Applicable percentage: 70 percent present value credit for certain new buildings; 30 percent present value credit for certain other buildings For purposes of this section - (1) Building placed in service during 1987 In the case of any qualified low-income building placed in service by the taxpayer during 1987, the term ''applicable percentage'' means - 9 percent for new buildings which are not federally subsidized for the taxable year, or 4 percent for - new buildings which are federally subsidized for the taxable year, and existing buildings. (2) Buildings placed in service after 1987 In the case of any qualified low-income building placed in service by the taxpayer after 1987, the term ''applicable percentage'' means the appropriate percentage prescribed by the Secretary for the earlier of - the month in which such building is placed in service, or at the election of the taxpayer - the month in which the taxpayer and the housing credit agency enter into an agreement with respect to such building (which is binding on such agency, the taxpayer, and all successors in interest) as to the housing credit dollar amount to be allocated to such building, or

2 (c) in the case of any building to which subsection (h)(4) applies, the month in which the tax-exempt obligations are issued. A month may be elected under clause only if the election is made not later than the 5th day after the close of such month. Such an election, once made, shall be irrevocable. Method of prescribing percentages The percentages prescribed by the Secretary for any month shall be percentages which will yield over a 10-year period amounts of credit under subsection (a) which have a present value equal to - 70 percent of the qualified basis of a building described in paragraph (1), and 30 percent of the qualified basis of a building described in paragraph (1). Method of discounting The present value under subparagraph shall be determined - as of the last day of the 1st year of the 10-year period referred to in subparagraph, by using a discount rate equal to 72 percent of the average of the annual Federal mid-term rate and the annual Federal long-term rate applicable under section 1274(d)(1) to the month applicable under clause or of subparagraph and compounded annually, and by assuming that the credit allowable under this section for any year is received on the last day of such year. (3) Cross references For treatment of certain rehabilitation expenditures as separate new buildings, see subsection (e). For determination of applicable percentage for increases in qualified basis after the 1st year of the credit period, see subsection (f)(3). For authority of housing credit agency to limit applicable percentage and qualified basis which may be taken into account under this section with respect to any building, see subsection (h)(7). Qualified basis; qualified low-income building For purposes of this section - (1) Qualified basis Determination The qualified basis of any qualified low-income building for any taxable year is an amount equal to - A-2

3 the applicable fraction (determined as of the close of such taxable year) of the eligible basis of such building (determined under subsection (d)(5)). Applicable fraction For purposes of subparagraph, the term ''applicable fraction'' means the smaller of the unit fraction or the floor space fraction. Unit fraction For purposes of subparagraph, the term ''unit fraction'' means the fraction - the numerator of which is the number of low-income units in the building, and the denominator of which is the number of residential rental units (whether or not occupied) in such building. (D) Floor space fraction For purposes of subparagraph, the term ''floor space fraction'' means the fraction - the numerator of which is the total floor space of the low-income units in such building, and the denominator of which is the total floor space of the residential rental units (whether or not occupied) in such building. (E) Qualified basis to include portion of building used to provide supportive services for homeless In the case of a qualified low-income building described in subsection (3), the qualified basis of such building for any taxable year shall be increased by the lesser of - so much of the eligible basis of such building as is used throughout the year to provide supportive services designed to assist tenants in locating and retaining permanent housing, or 20 percent of the qualified basis of such building (determined without regard to this subparagraph). (2) Qualified low-income building The term ''qualified low-income building'' means any building - which is part of a qualified low-income housing project at all times during the period - beginning on the 1st day in the compliance period on which such building is part of such a project, and ending on the last day of the compliance period with respect to such building, and A-3

4 (d) to which the amendments made by section 201(a) of the Tax Reform Act of 1986 apply. Such term does not include any building with respect to which moderate rehabilitation assistance is provided, at any time during the compliance period, under section 8(e)(2) (FOOTNOTE 1) of the United States Housing Act of 1937 (other than assistance under the Stewart B. McKinney Homeless Assistance Act of 1988 (as in effect on the date of the enactment of this sentence)). (FOOTNOTE 1) See References in Text note below. Eligible basis For purposes of this section - (1) New buildings The eligible basis of a new building is its adjusted basis as of the close of the 1st taxable year of the credit period. (2) Existing buildings The eligible basis of an existing building is - in the case of a building which meets the requirements of subparagraph, its adjusted basis as of the close of the 1st taxable year of the credit period, and zero in any other case. Requirements A building meets the requirements of this subparagraph if - the building is acquired by purchase (as defined in section 179(d)(2)), there is a period of at least 10 years between the date of its acquisition by the taxpayer and the later of - the date the building was last placed in service, or the date of the most recent nonqualified substantial improvement of the building, the building was not previously placed in service by the taxpayer or by any person who was a related person with respect to the taxpayer as of the time previously placed in service, and (iv) except as provided in subsection (f)(5), a credit is allowable under subsection (a) by reason of subsection (e) with respect to the building. Adjusted basis For purposes of subparagraph, the adjusted basis of any building shall not include so much of the basis of such building as is determined by reference to the basis of other property held at any time by the person acquiring the building. A-4

5 (D) Special rules for subparagraph Nonqualified substantial improvement For purposes of subparagraph - The term ''nonqualified substantial improvement'' means any substantial improvement if section 167(k) (as in effect on the day before the date of the enactment of the Revenue Reconciliation Act of 1990) was elected with respect to such improvement or section 168 (as in effect on the day before the date of the enactment of the Tax Reform Act of 1986) applied to such improvement. Date of substantial improvement The date of a substantial improvement is the last day of the 24-month period referred to in subclause (III). (III) Substantial improvement The term ''substantial improvement'' means the improvements added to capital account with respect to the building during any 24-month period, but only if the sum of the amounts added to such account during such period equals or exceeds 25 percent of the adjusted basis of the building (determined without regard to paragraphs (2) and (3) of section 1016(a)) as of the 1st day of such period. Special rules for certain transfers For purposes of determining under subparagraph when a building was last placed in service, there shall not be taken into account any placement in service - in connection with the acquisition of the building in a transaction in which the basis of the building in the hands of the person acquiring it is determined in whole or in part by reference to the adjusted basis of such building in the hands of the person from whom acquired, by a person whose basis in such building is determined under section 1014(a) (relating to property acquired from a decedent), (III) by any governmental unit or qualified nonprofit organization (as defined in subsection (h)(5)) if the requirements of subparagraph are met with respect to the placement in service by such unit or organization and all the income from such property is exempt from Federal income taxation, (IV) by any person who acquired such building by foreclosure (or by instrument in lieu of foreclosure) of any purchase-money security interest held by such person if the requirements of subparagraph are met with respect to the placement in service by such person and such building is resold within 12 months after the date such building is placed in service by such person after such foreclosure, or (V) of a single-family residence by any individual who owned and used such residence for no other purpose than as his principal residence. A-5

6 Related person, etc. Application of section 179 For purposes of subparagraph, section 179(d) shall be applied by substituting ''10 percent'' for ''50 percent'' in section (FOOTNOTE 2) 267(b) and 707(b) and in section 179(b)(7). (FOOTNOTE 2) So in original. Probably should be ''sections''. Related person For purposes of subparagraph, a person (hereinafter in this subclause referred to as the ''related person'') is related to any person if the related person bears a relationship to such person specified in section 267(b) or 707(b)(1), or the related person and such person are engaged in trades or businesses under common control (within the meaning of subsections (a) and (b) of section 52). For purposes of the preceding sentence, in applying section 267(b) or 707(b)(1), ''10 percent'' shall be substituted for ''50 percent''. (3) Eligible basis reduced where disproportionate standards for units Except as provided in subparagraph, the eligible basis of any building shall be reduced by an amount equal to the portion of the adjusted basis of the building which is attributable to residential rental units in the building which are not low-income units and which are above the average quality standard of the low-income units in the building. Exception where taxpayer elects to exclude excess costs Subparagraph shall not apply with respect to a residential rental unit in a building which is not a low-income unit if - the excess described in clause with respect to such unit is not greater than 15 percent of the cost described in clause, and the taxpayer elects to exclude from the eligible basis of such building the excess described in clause with respect to such unit. Excess The excess described in this clause with respect to any unit is the excess of - the cost of such unit, over the amount which would be the cost of such unit if the average cost per square foot of low-income units in the building were substituted for the cost per square foot of such unit. The Secretary may by regulation provide for the determination of the excess under this clause on a basis other than square foot costs. (4) Special rules relating to determination of adjusted basis For purposes of this subsection - A-6

7 Except as provided in subparagraph, the adjusted basis of any building shall be determined without regard to the adjusted basis of any property which is not residential rental property. Basis of property in common areas, etc., included The adjusted basis of any building shall be determined by taking into account the adjusted basis of property (of a character subject to the allowance for depreciation) used in common areas or provided as comparable amenities to all residential rental units in such building. No reduction for depreciation The adjusted basis of any building shall be determined without regard to paragraphs (2) and (3) of section 1016(a). (5) Special rules for determining eligible basis Eligible basis reduced by Federal grants If, during any taxable year of the compliance period, a grant is made with respect to any building or the operation thereof and any portion of such grant is funded with Federal funds (whether or not includible in gross income), the eligible basis of such building for such taxable year and all succeeding taxable years shall be reduced by the portion of such grant which is so funded. Eligible basis not to include expenditures where section 167(k) elected The eligible basis of any building shall not include any portion of its adjusted basis which is attributable to amounts with respect to which an election is made under section 167(k) (as in effect on the day before the date of the enactment of the Revenue Reconciliation Act of 1990). Increase in credit for buildings in high cost areas In the case of any building located in a qualified census tract or difficult development area which is designated for purposes of this subparagraph - in the case of a new building, the eligible basis of such building shall be 130 percent of such basis determined without regard to this subparagraph, and in the case of an existing building, the rehabilitation expenditures taken into account under subsection (e) shall be 130 percent of such expenditures determined without regard to this subparagraph. Qualified census tract The term ''qualified census tract'' means any census tract which is designated by the A-7

8 Secretary of Housing and Urban Development and, for the most recent year for which census data are available on household income in such tract, in which 50 percent or more of the households have an income which is less than 60 percent of the area median gross income for such year. If the Secretary of Housing and Urban Development determines that sufficient data for any period are not available to apply this clause on the basis of census tracts, such Secretary shall apply this clause for such period on the basis of enumeration districts. Limit on MSA's designated The portion of a metropolitan statistical area which may be designated for purposes of this subparagraph shall not exceed an area having 20 percent of the population of such metropolitan statistical area. (III) Determination of areas For purposes of this clause, each metropolitan statistical area shall be treated as a separate area and all nonmetropolitan areas in a State shall be treated as 1 area. Difficult development areas The term ''difficult development areas'' means any area designated by the Secretary of Housing and Urban Development as an area which has high construction, land, and utility costs relative to area median gross income. Limit on areas designated The portions of metropolitan statistical areas which may be designated for purposes of this subparagraph shall not exceed an aggregate area having 20 percent of the population of such metropolitan statistical areas. A comparable rule shall apply to nonmetropolitan areas. (iv) Special rules and definitions For purposes of this subparagraph - population shall be determined on the basis of the most recent decennial census for which data are available, area median gross income shall be determined in accordance with subsection (g)(4), (III) the term ''metropolitan statistical area'' has the same meaning as when used in section 143(k)(2), and (IV) the term ''nonmetropolitan area'' means any county (or portion thereof) which is not within a metropolitan statistical area. (6) Credit allowable for certain federally-assisted buildings acquired during 10-year period described in paragraph (2) A-8

9 On application by the taxpayer, the Secretary (after consultation with the appropriate Federal official) may waive paragraph (2) with respect to any federally-assisted building if the Secretary determines that such waiver is necessary - to avert an assignment of the mortgage secured by property in the project (of which such building is a part) to the Department of Housing and Urban Development or the Farmers Home Administration, or to avert a claim against a Federal mortgage insurance fund (or such Department or Administration) with respect to a mortgage which is so secured. The preceding sentence shall not apply to any building described in paragraph (7). Federally-assisted building For purposes of subparagraph, the term ''federally-assisted building'' means any building which is substantially assisted, financed, or operated under - section 8 of the United States Housing Act of 1937, section 221(d)(3) or 236 of the National Housing Act, or section 515 of the Housing Act of 1949, as such Acts are in effect on the date of the enactment of the Tax Reform Act of Low-income buildings where mortgage may be prepaid A waiver may be granted under subparagraph (without regard to any clause thereof) with respect to a federally-assisted building described in clause or of subparagraph if - the mortgage on such building is eligible for prepayment under subtitle B of the Emergency Low Income Housing Preservation Act of 1987 or under section 502(c) of the Housing Act of 1949 at any time within 1 year after the date of the application for such a waiver, the appropriate Federal official certifies to the Secretary that it is reasonable to expect that, if the waiver is not granted, such building will cease complying with its low-income occupancy requirements, and the eligibility to prepay such mortgage without the approval of the appropriate Federal official is waived by all persons who are so eligible and such waiver is binding on all successors of such persons. (D) Buildings acquired from insured depository institutions in default A waiver may be granted under subparagraph (without regard to any clause thereof) with respect to any building acquired from an insured depository institution in default (as defined in section 3 of the Federal Deposit Insurance Act) or from a receiver or conservator of such an institution. A-9

10 (e) (E) Appropriate Federal official For purposes of subparagraph, the term ''appropriate Federal official'' means - the Secretary of Housing and Urban Development in the case of any building described in subparagraph by reason of clause or thereof, and the Secretary of Agriculture in the case of any building described in subparagraph by reason of clause thereof. (7) Acquisition of building before end of prior compliance period Under regulations prescribed by the Secretary, in the case of a building described in subparagraph (or interest therein) which is acquired by the taxpayer - paragraph (2) shall not apply, but the credit allowable by reason of subsection (a) to the taxpayer for any period after such acquisition shall be equal to the amount of credit which would have been allowable under subsection (a) for such period to the prior owner referred to in subparagraph had such owner not disposed of the building. Description of building A building is described in this subparagraph if - a credit was allowed by reason of subsection (a) to any prior owner of such building, and the taxpayer acquired such building before the end of the compliance period for such building with respect to such prior owner (determined without regard to any disposition by such prior owner). Rehabilitation expenditures treated as separate new building (1) Rehabilitation expenditures paid or incurred by the taxpayer with respect to any building shall be treated for purposes of this section as a separate new building. (2) Rehabilitation expenditures For purposes of paragraph (1) - The term ''rehabilitation expenditures'' means amounts chargeable to capital account and incurred for property (or additions or improvements to property) of a character subject to the allowance for depreciation in connection with the rehabilitation of a building. Cost of acquisition, etc, (FOOTNOTE 3) not included (FOOTNOTE 3) So in original. Probably should be ''etc.,''. Such term does not include the cost of acquiring any building (or interest therein) or any A-10

11 amount not permitted to be taken into account under paragraph (3) or (4) of subsection (d). (3) Minimum expenditures to qualify Paragraph (1) shall apply to rehabilitation expenditures with respect to any building only if - the expenditures are allocable to 1 or more low-income units or substantially benefit such units, and the amount of such expenditures during any 24-month period meets the requirements of whichever of the following subclauses requires the greater amount of such expenditures: The requirement of this subclause is met if such amount is not less than 10 percent of the adjusted basis of the building (determined as of the 1st day of such period and without regard to paragraphs (2) and (3) of section 1016(a)). The requirement of this subclause is met if the qualified basis attributable to such amount, when divided by the number of low-income units in the building, is $3,000 or more. Exception from 10 percent rehabilitation In the case of a building acquired by the taxpayer from a governmental unit, at the election of the taxpayer, subparagraph shall not apply and the credit under this section for such rehabilitation expenditures shall be determined using the percentage applicable under subsection (b)(2). Date of determination The determination under subparagraph shall be made as of the close of the 1st taxable year in the credit period with respect to such expenditures. (4) Special rules For purposes of applying this section with respect to expenditures which are treated as a separate building by reason of this subsection - such expenditures shall be treated as placed in service at the close of the 24-month period referred to in paragraph (3), and the applicable fraction under subsection (c)(1) shall be the applicable fraction for the building (without regard to paragraph (1)) with respect to which the expenditures were incurred. Nothing in subsection (d)(2) shall prevent a credit from being allowed by reason of this subsection. (5) No double counting Rehabilitation expenditures may, at the election of the taxpayer, be taken into account under this subsection or subsection (d)(2) but not under both such subsections. A-11

12 (f) (6) Regulations to apply subsection with respect to group of units in building The Secretary may prescribe regulations, consistent with the purposes of this subsection, treating a group of units with respect to which rehabilitation expenditures are incurred as a separate new building. Definition and special rules relating to credit period (1) Credit period defined For purposes of this section, the term ''credit period'' means, with respect to any building, the period of 10 taxable years beginning with - the taxable year in which the building is placed in service, or at the election of the taxpayer, the succeeding taxable year, but only if the building is a qualified low-income building as of the close of the 1st year of such period. The election under subparagraph, once made, shall be irrevocable. (2) Special rule for 1st year of credit period The credit allowable under subsection (a) with respect to any building for the 1st taxable year of the credit period shall be determined by substituting for the applicable fraction under subsection (c)(1) the fraction - the numerator of which is the sum of the applicable fractions determined under subsection (c)(1) as of the close of each full month of such year during which such building was in service, and the denominator of which is 12. Disallowed 1st year credit allowed in 11th year Any reduction by reason of subparagraph in the credit allowable (without regard to subparagraph ) for the 1st taxable year of the credit period shall be allowable under subsection (a) for the 1st taxable year following the credit period. (3) Determination of applicable percentage with respect to increases in qualified basis after 1st year of credit period In the case of any building which was a qualified low-income building as of the close of the 1st year of the credit period, if - as of the close of any taxable year in the compliance period (after the 1st year of the credit period) the qualified basis of such building exceeds the qualified basis of such building as of the close of the 1st year of the credit period, the applicable percentage which shall apply under subsection (a) for the taxable year to such A-12

13 (g) excess shall be the percentage equal to 2/3 of the applicable percentage which (after the application of subsection (h)) would but for this paragraph apply to such basis. 1st year computation applies A rule similar to the rule of paragraph (2) shall apply to any increase in qualified basis to which subparagraph applies for the 1st year of such increase. (4) Dispositions of property If a building (or an interest therein) is disposed of during any year for which credit is allowable under subsection (a), such credit shall be allocated between the parties on the basis of the number of days during such year the building (or interest) was held by each. In any such case, proper adjustments shall be made in the application of subsection (j). (5) Credit period for existing buildings not to begin before rehabilitation credit allowed The credit period for an existing building shall not begin before the 1st taxable year of the credit period for rehabilitation expenditures with respect to the building. Acquisition credit allowed for certain buildings not allowed a rehabilitation credit In the case of a building described in clause - subsection (d)(2)(iv) shall not apply, and the credit period for such building shall not begin before the taxable year which would be the 1st taxable year of the credit period for rehabilitation expenditures with respect to the building under the modifications described in clause. Building described A building is described in this clause if - a waiver is granted under subsection (d)(6) with respect to the acquisition of the building, and a credit would be allowed for rehabilitation expenditures with respect to such building if subsection (e)(3) did not apply and if subsection (e)(3) were applied by substituting ''$2,000'' for ''$3,000''. Qualified low-income housing project For purposes of this section - (1) The term ''qualified low-income housing project'' means any project for residential rental property if the project meets the requirements of subparagraph or whichever is elected by the taxpayer: A-13

14 20-50 test The project meets the requirements of this subparagraph if 20 percent or more of the residential units in such project are both rent-restricted and occupied by individuals whose income is 50 percent or less of area median gross income test The project meets the requirements of this subparagraph if 40 percent or more of the residential units in such project are both rent-restricted and occupied by individuals whose income is 60 percent or less of area median gross income. Any election under this paragraph, once made, shall be irrevocable. For purposes of this paragraph, any property shall not be treated as failing to be residential rental property merely because part of the building in which such property is located is used for purposes other than residential rental purposes. (2) Rent-restricted units For purposes of paragraph (1), a residential unit is rent-restricted if the gross rent with respect to such unit does not exceed 30 percent of the imputed income limitation applicable to such unit. For purposes of the preceding sentence, the amount of the income limitation under paragraph (1) applicable for any period shall not be less than such limitation applicable for the earliest period the building (which contains the unit) was included in the determination of whether the project is a qualified low-income housing project. Gross rent For purposes of subparagraph, gross rent - does not include any payment under section 8 of the United States Housing Act of 1937 or any comparable rental assistance program (with respect to such unit or occupants thereof), includes any utility allowance determined by the Secretary after taking into account such determinations under section 8 of the United States Housing Act of 1937, does not include any fee for a supportive service which is paid to the owner of the unit (on the basis of the low-income status of the tenant of the unit) by any governmental program of assistance (or by an organization described in section 501(c)(3) and exempt from tax under section 501(a)) if such program (or organization) provides assistance for rent and the amount of assistance provided for rent is not separable from the amount of assistance provided for supportive services, and (iv) does not include any rental payment to the owner of the unit to the extent such owner pays an equivalent amount to the Farmers' Home Administration under section 515 of the Housing Act of For purposes of clause, the term ''supportive service'' means any service provided under a planned program of services designed to enable residents of a residential rental property to remain independent and avoid placement in a hospital, nursing home, or intermediate care facility for the mentally or physically handicapped. In A-14

15 the case of a single-room occupancy unit or a building described in subsection (3), such term includes any service provided to assist tenants in locating and retaining permanent housing. Imputed income limitation applicable to unit For purposes of this paragraph, the imputed income limitation applicable to a unit is the income limitation which would apply under paragraph (1) to individuals occupying the unit if the number of individuals occupying the unit were as follows: In the case of a unit which does not have a separate bedroom, 1 individual. In the case of a unit which has 1 or more separate bedrooms, 1.5 individuals for each separate bedroom. In the case of a project with respect to which a credit is allowable by reason of this section and for which financing is provided by a bond described in section 142(a)(7), the imputed income limitation shall apply in lieu of the otherwise applicable income limitation for purposes of applying section 142(d)(4). (D) Treatment of units occupied by individuals whose incomes rise above limit Except as provided in clause, notwithstanding an increase in the income of the occupants of a low-income unit above the income limitation applicable under paragraph (1), such unit shall continue to be treated as a low-income unit if the income of such occupants initially met such income limitation and such unit continues to be rentrestricted. Next available unit must be rented to low-income tenant if income rises above 140 percent of income limit If the income of the occupants of the unit increases above 140 percent of the income limitation applicable under paragraph (1), clause shall cease to apply to such unit if any residential rental unit in the building (of a size comparable to, or smaller than, such unit) is occupied by a new resident whose income exceeds such income limitation. In the case of a project described in section 142(d)(4), the preceding sentence shall be applied by substituting ''170 percent'' for ''140 percent'' and by substituting ''any lowincome unit in the building is occupied by a new resident whose income exceeds 40 percent of area median gross income'' for ''any residential unit in the building (of a size comparable to, or smaller than, such unit) is occupied by a new resident whose income exceeds such income limitation''. (E) Units where Federal rental assistance is reduced as tenant's income increases If the gross rent with respect to a residential unit exceeds the limitation under subparagraph by reason of the fact that the income of the occupants thereof exceeds the income limitation applicable under paragraph (1), such unit shall, nevertheless, be treated as a rent-restricted unit for purposes of paragraph (1) if - a Federal rental assistance payment described in subparagraph is made with respect to such unit or its occupants, and A-15

16 the sum of such payment and the gross rent with respect to such unit does not exceed the sum of the amount of such payment which would be made and the gross rent which would be payable with respect to such unit if - the income of the occupants thereof did not exceed the income limitation applicable under paragraph (1), and such units were rent-restricted within the meaning of subparagraph. The preceding sentence shall apply to any unit only if the result described in clause is required by Federal statute as of the date of the enactment of this subparagraph and as of the date the Federal rental assistance payment is made. (3) Date for meeting requirements Except as otherwise provided in this paragraph, a building shall be treated as a qualified low-income building only if the project (of which such building is a part) meets the requirements of paragraph (1) not later than the close of the 1st year of the credit period for such building. Buildings which rely on later buildings for qualification In determining whether a building (hereinafter in this subparagraph referred to as the ''prior building'') is a qualified low-income building, the taxpayer may take into account 1 or more additional buildings placed in service during the 12-month period described in subparagraph with respect to the prior building only if the taxpayer elects to apply clause with respect to each additional building taken into account. Treatment of elected buildings In the case of a building which the taxpayer elects to take into account under clause, the period under subparagraph for such building shall end at the close of the 12- month period applicable to the prior building. Date prior building is treated as placed in service For purposes of determining the credit period and the compliance period for the prior building, the prior building shall be treated for purposes of this section as placed in service on the most recent date any additional building elected by the taxpayer (with respect to such prior building) was placed in service. Special rule A building - other than the 1st building placed in service as part of a project, and other than a building which is placed in service during the 12-month period described in subparagraph with respect to a prior building which becomes a qualified low-income building, shall in no event be treated as a qualified low-income building unless the A-16

17 project is a qualified low-income housing project (without regard to such building) on the date such building is placed in service. (D) Projects with more than 1 building must be identified For purposes of this section, a project shall be treated as consisting of only 1 building unless, before the close of the 1st calendar year in the project period (as defined in subsection (h)(1)(f)), each building which is (or will be) part of such project is identified in such form and manner as the Secretary may provide. (4) Certain rules made applicable Paragraphs (2) (other than subparagraph thereof), (3), (4), (5), (6), and (7) of section 142(d), and section 6652(j), shall apply for purposes of determining whether any project is a qualified low-income housing project and whether any unit is a low-income unit; except that, in applying such provisions for such purposes, the term ''gross rent'' shall have the meaning given such term by paragraph (2) of this subsection. (5) Election to treat building after compliance period as not part of a project For purposes of this section, the taxpayer may elect to treat any building as not part of a qualified low-income housing project for any period beginning after the compliance period for such building. (6) Special rule where de minimis equity contribution Property shall not be treated as failing to be residential rental property for purposes of this section merely because the occupant of a residential unit in the project pays (on a voluntary basis) to the lessor a de minimis amount to be held toward the purchase by such occupant of a residential unit in such project if - all amounts so paid are refunded to the occupant on the cessation of his occupancy of a unit in the project, and the purchase of the unit is not permitted until after the close of the compliance period with respect to the building in which the unit is located. Any amount paid to the lessor as described in the preceding sentence shall be included in gross rent under paragraph (2) for purposes of determining whether the unit is rent- restricted. (7) Scattered site projects Buildings which would (but for their lack of proximity) be treated as a project for purposes of this section shall be so treated if all of the dwelling units in each of the buildings are rent-restricted (within the meaning of paragraph (2)) residential rental units. (8) Waiver of certain de minimis errors and recertifications On application by the taxpayer, the Secretary may waive - any recapture under subsection (j) in the case of any de minimis error in complying with paragraph (1), or any annual recertification of tenant income for purposes of this subsection, if the entire building is occupied by low-income tenants. A-17

18 (h) Limitation on aggregate credit allowable with respect to projects located in a State (1) Credit may not exceed credit amount allocated to building The amount of the credit determined under this section for any taxable year with respect to any building shall not exceed the housing credit dollar amount allocated to such building under this subsection. Time for making allocation Except in the case of an allocation which meets the requirements of subparagraph, (D), (E), or (F), an allocation shall be taken into account under subparagraph only if it is made not later than the close of the calendar year in which the building is placed in service. Exception where binding commitment An allocation meets the requirements of this subparagraph if there is a binding commitment (not later than the close of the calendar year in which the building is placed in service) by the housing credit agency to allocate a specified housing credit dollar amount to such building beginning in a specified later taxable year. (D) Exception where increase in qualified basis An allocation meets the requirements of this subparagraph if such allocation is made not later than the close of the calendar year in which ends the taxable year to which it will 1st apply but only to the extent the amount of such allocation does not exceed the limitation under clause. Limitation The limitation under this clause is the amount of credit allowable under this section (without regard to this subsection) for a taxable year with respect to an increase in the qualified basis of the building equal to the excess of - the qualified basis of such building as of the close of the 1st taxable year to which such allocation will apply, over the qualified basis of such building as of the close of the 1st taxable year to which the most recent prior housing credit allocation with respect to such building applied. Housing credit dollar amount reduced by full allocation Notwithstanding clause, the full amount of the allocation shall be taken into account under paragraph (2). (E) Exception where 10 percent of cost incurred A-18

19 An allocation meets the requirements of this subparagraph if such allocation is made with respect to a qualified building which is placed in service not later than the close of the second calendar year following the calendar year in which the allocation is made. Qualified building For purposes of clause, the term ''qualified building'' means any building which is part of a project if the taxpayer's basis in such project (as of the close of the calendar year in which the allocation is made) is more than 10 percent of the taxpayer's reasonably expected basis in such project (as of the close of the second calendar year referred to in clause ). Such term does not include any existing building unless a credit is allowable under subsection (e) for rehabilitation expenditures paid or incurred by the taxpayer with respect to such building for a taxable year ending during the second calendar year referred to in clause or the prior taxable year. (F) Allocation of credit on a project basis In the case of a project which includes (or will include) more than 1 building, an allocation meets the requirements of this subparagraph if - the allocation is made to the project for a calendar year during the project period, the allocation only applies to buildings placed in service during or after the calendar year for which the allocation is made, and (III) the portion of such allocation which is allocated to any building in such project is specified not later than the close of the calendar year in which the building is placed in service. Project period For purposes of clause, the term ''project period'' means the period - beginning with the 1st calendar year for which an allocation may be made for the 1st building placed in service as part of such project, and ending with the calendar year the last building is placed in service as part of such project. (2) Allocated credit amount to apply to all taxable years ending during or after credit allocation year Any housing credit dollar amount allocated to any building for any calendar year - shall apply to such building for all taxable years in the compliance period ending during or after such calendar year, and shall reduce the aggregate housing credit dollar amount of the allocating agency only for such calendar year. A-19

20 (3) Housing credit dollar amount for agencies The aggregate housing credit dollar amount which a housing credit agency may allocate for any calendar year is the portion of the State housing credit ceiling allocated under this paragraph for such calendar year to such agency. State ceiling initially allocated to State housing credit agencies Except as provided in subparagraphs (D) and (E), the State housing credit ceiling for each calendar year shall be allocated to the housing credit agency of such State. If there is more than 1 housing credit agency of a State, all such agencies shall be treated as a single agency. State housing credit ceiling The State housing credit ceiling applicable to any State for any calendar year shall be an amount equal to the sum of - $1.25 multiplied by the State population, the unused State housing credit ceiling (if any) of such State for the preceding calendar year, the amount of State housing credit ceiling returned in the calendar year, plus (iv) the amount (if any) allocated under subparagraph (D) to such State by the Secretary. For purposes of clause, the unused State housing credit ceiling for any calendar year is the excess (if any) of the sum of the amounts described in clauses and over the aggregate housing credit dollar amount allocated for such year. For purposes of clause, the amount of State housing credit ceiling returned in the calendar year equals the housing credit dollar amount previously allocated within the State to any project which does not become a qualified low-income housing project within the period required by this section or the terms of the allocation or to any project with respect to which an allocation is cancelled by mutual consent of the housing credit agency and the allocation recipient. (D) Unused housing credit carryovers allocated among certain States The unused housing credit carryover of a State for any calendar year shall be assigned to the Secretary for allocation among qualified States for the succeeding calendar year. Unused housing credit carryover For purposes of this subparagraph, the unused housing credit carryover of a State for any calendar year is the excess (if any) of the unused State housing credit ceiling for such year (as defined in subparagraph ) over the excess (if any) of - A-20

21 the aggregate housing credit dollar amount allocated for such year, over the sum of the amounts described in clauses and of subparagraph. Formula for allocation of unused housing credit carryovers among qualified States The amount allocated under this subparagraph to a qualified State for any calendar year shall be the amount determined by the Secretary to bear the same ratio to the aggregate unused housing credit carryovers of all States for the preceding calendar year as such State's population for the calendar year bears to the population of all qualified States for the calendar year. For purposes of the preceding sentence, population shall be determined in accordance with section 146(j). (iv) Qualified State For purposes of this subparagraph, the term ''qualified State'' means, with respect to a calendar year, any State - which allocated its entire State housing credit ceiling for the preceding calendar year, and for which a request is made (not later than May 1 of the calendar year) to receive an allocation under clause. (E) Special rule for States with constitutional home rule cities For purposes of this subsection - The aggregate housing credit dollar amount for any constitutional home rule city for any calendar year shall be an amount which bears the same ratio to the State housing credit ceiling for such calendar year as - the population of such city, bears to the population of the entire State. Coordination with other allocations In the case of any State which contains 1 or more constitutional home rule cities, for purposes of applying this paragraph with respect to housing credit agencies in such State other than constitutional home rule cities, the State housing credit ceiling for any calendar year shall be reduced by the aggregate housing credit dollar amounts determined for such year for all constitutional home rule cities in such State. Constitutional home rule city For purposes of this paragraph, the term ''constitutional home rule city'' has the meaning given such term by section 146(d)(3). A-21

22 (F) State may provide for different allocation Rules similar to the rules of section 146(e) (other than paragraph (2) thereof) shall apply for purposes of this paragraph. (G) Population For purposes of this paragraph, population shall be determined in accordance with section 146(j). (4) Credit for buildings financed by tax-exempt bonds subject to volume cap not taken into account Paragraph (1) shall not apply to the portion of any credit allowable under subsection (a) which is attributable to eligible basis financed by any obligation the interest on which is exempt from tax under section 103 if - such obligation is taken into account under section 146, and principal payments on such financing are applied within a reasonable period to redeem obligations the proceeds of which were used to provide such financing. Special rule where 50 percent or more of building is financed with tax-exempt bonds subject to volume cap For purposes of subparagraph, if 50 percent or more of the aggregate basis of any building and the land on which the building is located is financed by any obligation described in subparagraph, paragraph (1) shall not apply to any portion of the credit allowable under subsection (a) with respect to such building. (5) Portion of State ceiling set-aside for certain projects involving qualified nonprofit organizations Not more than 90 percent of the State housing credit ceiling for any State for any calendar year shall be allocated to projects other than qualified low-income housing projects described in subparagraph. Projects involving qualified nonprofit organizations For purposes of subparagraph, a qualified low-income housing project is described in this subparagraph if a qualified nonprofit organization is to own an interest in the project (directly or through a partnership) and materially participate (within the meaning of section 469(h)) in the development and operation of the project throughout the compliance period. Qualified nonprofit organization For purposes of this paragraph, the term ''qualified nonprofit organization'' means any organization if - A-22

23 such organization is described in paragraph (3) or (4) of section 501(c) and is exempt from tax under section 501(a), such organization is determined by the State housing credit agency not to be affiliated with or controlled by a for-profit organization; (FOOTNOTE 4) and (FOOTNOTE 4) So in original. The semicolon probably should be a comma. 1 of the exempt purposes of such organization includes the fostering of low-income housing. (D) Treatment of certain subsidiaries For purposes of this paragraph, a qualified nonprofit organization shall be treated as satisfying the ownership and material participation test of subparagraph if any qualified corporation in which such organization holds stock satisfies such test. Qualified corporation For purposes of clause, the term ''qualified corporation'' means any corporation if 100 percent of the stock of such corporation is held by 1 or more qualified nonprofit organizations at all times during the period such corporation is in existence. (E) State may not override set-aside Nothing in subparagraph (F) of paragraph (3) shall be construed to permit a State not to comply with subparagraph of this paragraph. (6) Buildings eligible for credit only if minimum long-term commitment to low-income housing No credit shall be allowed by reason of this section with respect to any building for the taxable year unless an extended low-income housing commitment is in effect as of the end of such taxable year. Extended low-income housing commitment For purposes of this paragraph, the term ''extended low-income housing commitment'' means any agreement between the taxpayer and the housing credit agency - which requires that the applicable fraction (as defined in subsection (c)(1)) for the building for each taxable year in the extended use period will not be less than the applicable fraction specified in such agreement and which prohibits the actions described in subclauses and of subparagraph (E), which allows individuals who meet the income limitation applicable to the building under subsection (g) (whether prospective, present, or former occupants of the building) the right to enforce in any State court the requirement and prohibitions of clause, A-23